This may be the primary force behind reverse mortgage reluctance…
Continue readingIndex shows seniors cannot afford basic necessities
The True Cost of Aging Index Shows Many Seniors Can’t Afford Basic Necessities
Continue readingThe harvest is great but…
Seeing the potential of something with such incredible benefit but lacking the workforce to spread the word must be frustrating. Reverse mortgage professionals can certainly empathize.
Continue readingWill Dave Ramsey’s housing forecast age well?
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EPISODE #732
Why Ramsey Solutions’ housing forecast may not age well
“Right now is the best time to buy a house in the next five years. And here’s why: prices are not gonna go down”, says Ramsey Solutions, the company founded by the financial celebrity and well-known commentator Dave Ramsey. Is he right?
Other Stories:
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Senior housing wealth up 4.91% in the first quarter of 2022
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The Role of Real Estate in Retirement Planning
The Big Shift in HECM Lending has Begun
Recent data reveals a major market shift is underway
Continue readingThe #1 reason over-65s take out reverse mortgages
Fortune Magazine says home prices could drop by 10% or more in these U.S. cities, referencing a recent report from Moody Analytics.
Continue readingHow to be a retirement lifeguard
Without audience targeting are Google Ads Dead? Think again…
Early this month Google announced new restrictions for targeting specific audiences. The restrictions apply to content related to housing, employment, credit, and those who are disproportionately affected by societal biases. The news of these restrictions created quite a stir among industry brokers and lenders who heavily rely upon targeted Google ad campaigns. All which may have you asking if these changes will kill future reverse mortgage advertising on the world’s most popular search engine. In just a moment we’ll hear from our online SEO expert Josh Johnson to find out.
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Google’s restrictions are not necessarily novel nor unexpected. It was just over two years ago Facebook faced scrutiny from federal regulators for allowing those offering credit or housing finance to restrict ad audiences by race or religion among other questionable metrics that would violate HUD’s fair housing rules. An investigation by ProPublica broke this news in October 2016. It was nearly two years later in August 2018 that HUD filed a formal complaint against the social media giant for discriminatory advertising practices. Seven months after HUD’s complaint Facebook announced sweeping changes. Both Facebook and later Google, took a blunt approach much to the chagrin of lenders and service providers.
What ad filters are going away? In its official release Google revealed, “credit products or services can no longer be targeted to audiences based on gender, age, parental status, marital status, or ZIP code.”
Is this the end of Google ads for reverse mortgages? To answer that question I reached out to Josh Johnson who heads up Reverse Focus’ Online Dominance SEO program and Google marketing. Here’s his explanation.
Here’s what makes Google unique from other platforms and why reverse mortgage Google ads will continue to reach the intended audience.
To summarize, older homeowners are intentionally seeking out reverse mortgage information on Google which means, yes-your ads will be seen by your target audience, even though you can no longer target specific age groups.
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How to be a retirement lifeguard (and recruit others)
There are millions of older Americans swimming in the pool of retirement. The question is who’s looking after those retirees showing signs of distress or in danger of drowning financially? The best lifeguards are proactive looking for the slightest hint of any problem that could become a life-threatening situation. It takes a sharp-eyed financial advisor to catch a problem before it becomes a crisis, especially when you have hundreds of clients swimming. Some are in the deep end taking the biggest risks, some are in the shallows and prefer to play it safe, while others are quite comfortable regardless lounging along the sides.
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Let’s be honest. None of us have the wherewithal to protect every retiree in our city, much less those who live on our block. First, you don’t have the time, and second, you don’t have direct access to that pool of retirees because you’re not privy to their financial status. You’re a reverse mortgage professional; not a financial advisor or accountant.
What we’re talking about is not some new scheme that will somehow boost our personal or collective loan volume to new heights. We’re talking about becoming a relevant part of the retirement conversation and helping real people with real needs that may determine the quality of their life, health, and relationships.
One of those needs is being prompted by the big squeeze, otherwise known as inflation. A mere 10% increase in the cost of living can reduce a portfolio’s longevity for retirees drawing fixed-income investments or savings. That’s a 50% reduction or half as many years that their money will last. Any competent financial advisor knows this and will make excess withdrawals due to inflation a key part of their annual review with clients.
As a financial lifeguard, it’s never fun to tell someone that they’re drowning but they just don’t know it. Yet that’s exactly what many advisors will face in that difficult conversation. Will they tell them they need to reduce their expenses or standard of living? Perhaps, but who really wants that? Will their advisor suggest that they increase their investment returns by taking more risks? Not likely if they have a conscience and any common sense. Will they tell them to go back to work part-time or find ways to generate more monthly income? Perhaps, when it makes sense and their client’s health allows for a return to work.
The more likely strategy financial professional may suggest are to increase allocations of energy, materials, and financial stocks while reducing exposure to retail and consumer service sectors. But even if that works will that strategy generate enough earnings to offset inflation. Likely not. That generally leaves one choice, assets. The question is whether to sell an asset outright or slowly dissipate the accumulated equity. To suggest a retiree sell their home, downsize or rent and invest the proceeds is a bitter pill to swallow. After all, who wants to get rid of the home they worked so hard and diligently to pay down or pay off completely? The home where they feel safe and surrounded by memories.
The more palatable solution advisors can present is an asset dissipation plan. One that avoids selling stocks when their share prices are down as a realized loss. A solution that takes some of the winnings off the table while finding more financial assets to extend or preserve sustainable withdrawals. A typical asset dissipation strategy, often called asset depletion, takes a fixed withdrawal from an account to boost income. But what happens when that asset’s value has been drained? It’s gone. However, a reverse mortgage provides the ability to tap into the value of an asset that typically appreciates and outperforms the market without relinquishing ownership or encumbering other assets as security. Now that’s one strategy that could substantially boost any financial professional’s skillset as a retirement lifeguard. Not only could they prevent their client from drowning, but they could actually give them the means to swim with confidence, or even relax along the sides knowing the lead weight of inflation won’t sink them after all.
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Should I sell and rent or get a reverse mortgage?
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EPISODE #730
Should I sell and rent or get a reverse mortgage?
One 82-year-old woman writes a Money Sense columnist saying her savings are draining fast and she wants to know if she should move & rent or consider a reverse mortgage.
Other Stories:
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Social Security Recipients Could Get a Massive 11% Raise Next Year (Money.com)
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Why the housing market is weaker than it appears
The Big Squeeze
Without audience targeting are Google Ads Dead? Think again…
Early this month Google announced new restrictions for targeting specific audiences. The restrictions apply to content related to housing, employment, credit, and those who are disproportionately affected by societal biases. The news of these restrictions created quite a stir among industry brokers and lenders who heavily rely upon targeted Google ad campaigns. All which may have you asking if these changes will kill future reverse mortgage advertising on the world’s most popular search engine. In just a moment we’ll hear from our online SEO expert Josh Johnson to find out.
[read more]
Google’s restrictions are not necessarily novel nor unexpected. It was just over two years ago Facebook faced scrutiny from federal regulators for allowing those offering credit or housing finance to restrict ad audiences by race or religion among other questionable metrics that would violate HUD’s fair housing rules. An investigation by ProPublica broke this news in October 2016. It was nearly two years later in August 2018 that HUD filed a formal complaint against the social media giant for discriminatory advertising practices. Seven months after HUD’s complaint Facebook announced sweeping changes. Both Facebook and later Google, took a blunt approach much to the chagrin of lenders and service providers.
What ad filters are going away? In its official release Google revealed, “credit products or services can no longer be targeted to audiences based on gender, age, parental status, marital status, or ZIP code.”
Is this the end of Google ads for reverse mortgages? To answer that question I reached out to Josh Johnson who heads up Reverse Focus’ Online Dominance SEO program and Google marketing. Here’s his explanation.
Here’s what makes Google unique from other platforms and why reverse mortgage Google ads will continue to reach the intended audience.
To summarize, older homeowners are intentionally seeking out reverse mortgage information on Google which means, yes-your ads will be seen by your target audience, even though you can no longer target specific age groups.
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Equity-rich homeowners find themselves squeezed between inflation and a volatile stock market
We should never forget that today’s economy isn’t just a hardship for retirees, for many it’s an outright nightmare. Older Americans are seeing their purchasing power evaporate as they ratchet up retirement withdrawals in the effort to stay afloat. Older renters who don’t have a nest egg of home equity built up are feeling the worst effects of inflation.
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The Pensacola, Florida station WEAR-TV reports one 64-year-old retiree, Ruby Gilbert, is going back to work and is looking for a job after the rent on her Lantana, Florida apartment was increased from $1,450 per month to nearly $2,000.
Inflation has another insidious side-effect; reduced retirement savings. Many pre-retirees have reduced or halted their automatic retirement savings investments finding life is getting just too expensive to save for tomorrow. The impacts of depressed savings will be felt in the next five to ten years.
All is not lost, however. In fact, one group of retirees may unwittingly be sitting on top of a potential solution to their inflation-driven cash flow woes. Homeowners. Some of the same policies that led to a surge in domestic inflation also inflated home values. And that’s good news for seniors on a fixed income who feel the brunt of inflation with housing, food, energy, and gasoline accounting for 75% of a typical senior’s budget. The challenge is the growth in home values that may help older homeowners has also damaged the overall housing market.
The run-up in home values has become so absurd homebuyers are finally deciding to stand on the sidelines. That’s not surprising considering the recent surge in 30-year fixed-rate mortgage rates coupled with peak home prices has made homeownership unaffordable for millions. Once again the housing market would have been relatively undamaged by a sudden rise in home mortgage rates if home appreciation grew at typical rates of 3%-4% a year. However, the Fed’s policies stoked another irrational white-hot housing market.
That leaves retirees facing uncertainty. For example, the S&P 500 index closed down 18% year to date while Moody’s Analytics data suggests the average home value is inflated by 24% with values outpacing income growth. In such circumstances, older homeowners are being squeezed on all sides with a declining retirement portfolio, inflation, and hundreds of thousands of dollars in equity that could begin to erode this year. Right now it’s too early to tell if we’ll have a housing market crash or a correction but mark my words, we will have one or the other. Housing prices cannot remain at these inflated values without the support of underlying economic fundamentals. Home sales have fallen four months in a row while the number of new home listings is surging across several key U.S. metros. And there’s a dirty little secret hiding in plain sight. The U.S. Census Bureau reports that 13.4 million Americans are either currently in default on their home payments for a mortgage or rent. Nearly 5 million of these households will be foreclosed on or evicted in the next two to three months. While these displacements are genuinely tragic they will substantially increase housing inventory putting pressure on home prices and rental rates.
Ironically loan delinquency rates are down 1.93% month-to-month and 42% less than they were one year ago according to Black Knight data. If the U.S. enters a recession, which seems a likely outcome, expect to see foreclosure start and filings surge. All things considered, older homeowners with considerable equity stand best-prepared to cope with the increasing cost of living. The question is are they aware of their options?
Census Bureau housing foreclosure & eviction data
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Why Wall Street landlords matter
Without audience targeting are Google Ads Dead? Think again…
Early this month Google announced new restrictions for targeting specific audiences. The restrictions apply to content related to housing, employment, credit, and those who are disproportionately affected by societal biases. The news of these restrictions created quite a stir among industry brokers and lenders who heavily rely upon targeted Google ad campaigns. All which may have you asking if these changes will kill future reverse mortgage advertising on the world’s most popular search engine. In just a moment we’ll hear from our online SEO expert Josh Johnson to find out.
[read more]
Google’s restrictions are not necessarily novel nor unexpected. It was just over two years ago Facebook faced scrutiny from federal regulators for allowing those offering credit or housing finance to restrict ad audiences by race or religion among other questionable metrics that would violate HUD’s fair housing rules. An investigation by ProPublica broke this news in October 2016. It was nearly two years later in August 2018 that HUD filed a formal complaint against the social media giant for discriminatory advertising practices. Seven months after HUD’s complaint Facebook announced sweeping changes. Both Facebook and later Google, took a blunt approach much to the chagrin of lenders and service providers.
What ad filters are going away? In its official release Google revealed, “credit products or services can no longer be targeted to audiences based on gender, age, parental status, marital status, or ZIP code.”
Is this the end of Google ads for reverse mortgages? To answer that question I reached out to Josh Johnson who heads up Reverse Focus’ Online Dominance SEO program and Google marketing. Here’s his explanation.
Here’s what makes Google unique from other platforms and why reverse mortgage Google ads will continue to reach the intended audience.
To summarize, older homeowners are intentionally seeking out reverse mortgage information on Google which means, yes-your ads will be seen by your target audience, even though you can no longer target specific age groups.
[/read]
Hedge fund landlords could lose big
Institutional buyers of single-family homes are about to take a bath- a bath in red ink. Why should reverse mortgage professionals care? Because institutional buyers have in part helped drive up home values since the pandemic, and soon they may be a major factor in several markets pushing down home values. We’ll get to which cities stand to be impacted the most in a moment.
Presently several forces are converging to put the hurt on institutional landlords. First…
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investor profitability on rentals is falling. Data from Zillow reveals the cap rate or capital rate- that’s the difference between the rent collected less the cost of the loan and expenses, is falling. Much of the erosion of profits or the cap rate can be attributed to rising mortgage interest rates. Next, corporate landlords are having to reduce rental rates for properties that have languished on local listings. Progress Residential, one of the nation’s largest landlords with over 80,000 units, is just one corporation feeling the pressure of a faltering real estate market. While home values are precariously perched for a fall, Progress has had to increase the interest paid to investors on its mortgage-backed securities from 2.2% in the summer of 2021 to 5.3% in June of 2022.
Redfin reported that investors’ home purchases have dropped 17% from their pandemic highs. A trend the real estate watcher expects to accelerate. These institutional investors have a huge market presence in several metros across the U.S. The percentage of homes purchased by investors or firms in the first quarter of 2022 was 33% in Atlanta, 32% in Jacksonville, Florida, 29% in Phoenix, and 28% in Miami. That means the housing market in these areas is likely to follow the fortunes or losses of corporate landlords. Investor purchases shockingly account for as much as 60% or more in several zip codes in southern Atlanta. Investors, big and small account for 20% or one-fifth of all single-family homes in the U.S.. That’s 20 million homes that could be sold as evictions and delinquent payments surge. This sell-off would open up home inventory, lower prices, and help homebuyers possibly find and qualify for a home at today’s higher interest rates.
Then there’s the California Connection. In its May 2022 report, the California Association of Realtors reveals that active listings for houses are up 46% from one year ago and pending sales are down 30% from May 2021, that’s the worse decline since the pandemic. While seeing a more balanced home market is good the importance of the California market cannot be overstated. In fact, over one-quarter of 26% of HECM endorsements in the fiscal year 2021 originated in the Golden State.
There are several scenarios that could play out this year and next, and quite frankly trying to predict the outcome will guarantee one thing failure. However, looking at this data a few likely outcomes can be examined. One possibility is that home prices will continue to drop as mortgage rates climb, investors sell off their inventory and get out of the landlord business, and stagflation sets in. In such an outcome many older homeowners would find themselves with a limited window of opportunity to secure current home values and interest rates before they get priced out of HECM eligibility. A better case scenario, such as the one described by economist Mark Schniepp at NRMLA’s western meeting would see inflation peak and then begin to fall as part of a strong global economic recovery. In this scenario, interest rate hikes would likely cease or even be curtailed which would revive a weakened housing market. Which scenario is likely? I tend to lean on the advice to hope for the best and prepare for the unexpected. The bottom line is the housing market has benefited millions of older HECM-age-eligible homeowners increasing their net worth, even as the stock markets eventually fell. And that’s good news because even when inflation eventually abates the high prices will remain in most cases as our new normal or baseline cost of goods and services..
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